I have a Covid application package that makes tenants prove-up their hardship, else there could be false "claimants."  

@Maimouna Sow you can always charge the potential tenants for an application fee this way you cover any potential expenses you might have.

This is attached to the first page of the application and the applicant (all over 18yrs must apply) must sign it. 

Aside from providing the basics (ie. listing tool to get the property published to 10+ major sites, scheduling tool to schedule viewings, tenant screening with comprehensive applications -- pulled reports from TransUnion, which include nationwide criminal background checks + credit checks + eviction history, digital lease creation tool, rent collection tool), automated maintenance tracking is key (and having everything in one spot makes a world of difference when it comes time to have a contractor come in and make a repair).

As properties get aged we do sometimes offer specials for applicants who are highly qualified, but only on certain properties and for specific reasons (aged unit, overpriced, lots of competition/for rent in the area, multifamily with a few of the same size for rent in the complex).

You would need to apply that same methodolgy to a recent duplex comp to get a usable multiplier that is applicable today.

As a Loudoun County Realtor, I echo everything @Heather Skowronsky says: short sale doesn't seem applicable here, and your parent should be able to sell it to you for whatever they like.Your issue with this potential purchase may be having enough cash to close. $20k for a $450k purchase gives you <5% down, and doesn't consider closing costs. 

And one about how I was always pushing the 1% rule which was easy to shut down by pointing to all my posts about how it wasn’t applicable in my markets and it didn’t make sense since it didn’t consider tax/insurance/maintenance/price/property age differences. 

There are several that specialize in East Side apartments, you'll see their names on Zillow and Craigslist ads for the area but if you can't find them for some reason I can give you a couple to call.Usually in RI it's the landlord who pays the rental agent fee, so it shouldn't cost you much of anything (maybe the price of a credit check or small application fee) to use a rental agent, if you choose to do that.Good luck and if you have more specific questions feel free to post them here too :)

I could see it being a consideration given two equally strong applicants, however.